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apartment · 218390

The Ranz

Project page · Freehold

Indicative value range
S$2,221,511 – S$2,796,135
Indicative mid S$2,512,878 · S$1,605 psf

Based on 78 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Oct 2026Cityscape @Farrer Park · 425 m21-251,163 sqftS$1,818,180S$1,564 psf×1.000S$1,564 psf
Oct 2026Keng Lee View · 856 m06-101,216 sqftS$2,188,000S$1,799 psf×1.000S$1,799 psf
Sept 2026Ava Towers · 853 m06-101,173 sqftS$1,880,000S$1,602 psf×1.000S$1,602 psf
Aug 2026Cambridge Village · 710 m01-051,550 sqftS$2,583,000S$1,666 psf×1.000S$1,666 psf
Aug 2026City Square Residences · 592 m11-151,206 sqftS$2,560,000S$2,124 psf×1.000S$2,124 psf
Aug 2026City Square Residences · 592 m26-301,216 sqftS$2,735,000S$2,249 psf×1.000S$2,249 psf
Aug 2026City Square Residences · 592 m26-301,206 sqftS$2,650,000S$2,198 psf×1.000S$2,198 psf
Aug 2026City Square Residences · 592 m01-051,195 sqftS$2,600,000S$2,176 psf×1.000S$2,176 psf
Aug 2026The Merlot · 814 m06-101,098 sqftS$1,780,000S$1,621 psf×1.000S$1,621 psf
Jul 2026Forte Suites · 386 m21-251,141 sqftS$2,000,000S$1,753 psf×1.000S$1,753 psf
Jun 2026City Square Residences · 592 m26-301,518 sqftS$3,430,000S$2,260 psf×1.000S$2,260 psf
May 2026Pristine Heights · 308 m11-151,356 sqftS$2,280,000S$1,681 psf×1.000S$1,681 psf
May 2026Bliss Loft · 942 m11-151,399 sqftS$1,398,000S$999 psf×1.000S$999 psf
May 2026Wu De Building · 489 m01-051,259 sqftS$1,600,000S$1,270 psf×1.000S$1,270 psf
Apr 2026Mera Springs · 773 m16-201,227 sqftS$2,540,000S$2,070 psf×1.000S$2,070 psf
Apr 2026Cityscape @Farrer Park · 425 m11-151,163 sqftS$1,968,000S$1,693 psf×1.000S$1,693 psf
Apr 2026Rangoon View · 372 m01-051,335 sqftS$1,700,000S$1,274 psf×1.000S$1,274 psf
Apr 2026City Square Residences · 592 m01-051,216 sqftS$2,160,000S$1,776 psf×1.000S$1,776 psf
Apr 2026Hertford Mansion · 618 m01-051,259 sqftS$1,920,000S$1,525 psf×1.000S$1,525 psf
Mar 2026Cityscape @Farrer Park · 425 m26-301,119 sqftS$1,820,000S$1,626 psf×0.988S$1,607 psf
Mar 2026City Studios · 526 m06-101,313 sqftS$1,300,000S$990 psf×0.988S$978 psf
Mar 2026Race Course 138 · 572 m01-051,141 sqftS$1,200,000S$1,052 psf×0.988S$1,039 psf
Feb 2026Mera Springs · 773 m06-101,292 sqftS$2,500,000S$1,935 psf×0.988S$1,913 psf
Feb 2026Balestier Point · 900 m06-101,270 sqftS$1,680,000S$1,323 psf×0.988S$1,307 psf
Jan 2026Cityscape @Farrer Park · 425 m26-301,249 sqftS$2,228,000S$1,784 psf×0.988S$1,763 psf
Jan 2026Cityscape @Farrer Park · 425 m26-301,345 sqftS$2,300,000S$1,709 psf×0.988S$1,689 psf
Jan 2026Rocca Balestier · 734 m11-151,152 sqftS$1,700,000S$1,476 psf×0.988S$1,459 psf
Dec 2025Ava Towers · 853 m01-051,173 sqftS$1,820,000S$1,551 psf×0.996S$1,545 psf
Dec 2025Cityscape @Farrer Park · 425 m26-301,249 sqftS$2,230,000S$1,786 psf×0.996S$1,779 psf
Dec 2025Cityscape @Farrer Park · 425 m26-301,345 sqftS$2,310,000S$1,717 psf×0.996S$1,710 psf
Dec 2025Race Course 138 · 572 m01-051,184 sqftS$1,300,000S$1,098 psf×0.996S$1,094 psf
Nov 2025Ava Towers · 853 m16-201,281 sqftS$1,980,000S$1,546 psf×0.996S$1,540 psf
Nov 2025Cambridge Village · 710 m01-051,916 sqftS$2,850,000S$1,487 psf×0.996S$1,482 psf
Oct 2025Cityscape @Farrer Park · 425 m21-251,249 sqftS$2,300,000S$1,842 psf×0.996S$1,835 psf
Oct 2025Balestier Point · 900 m06-101,636 sqftS$1,900,000S$1,161 psf×0.996S$1,157 psf
Oct 2025Balestier Point · 900 m11-151,130 sqftS$1,520,000S$1,345 psf×0.996S$1,340 psf
Sept 2025Cityscape @Farrer Park · 425 m21-251,249 sqftS$2,225,000S$1,782 psf×1.003S$1,788 psf
Sept 2025Keng Lee View · 856 m06-101,249 sqftS$1,980,000S$1,586 psf×1.003S$1,591 psf
Sept 2025City Square Residences · 592 m06-101,195 sqftS$2,230,000S$1,866 psf×1.003S$1,872 psf
Aug 2025The Mezzo · 652 m26-301,625 sqftS$1,700,000S$1,046 psf×1.003S$1,049 psf
Aug 2025Clydes Residence · 308 m11-151,119 sqftS$1,850,000S$1,653 psf×1.003S$1,658 psf
Aug 2025Scenic Heights · 778 m01-051,378 sqftS$2,200,000S$1,597 psf×1.003S$1,602 psf
Jul 2025Ava Towers · 853 m16-201,227 sqftS$1,930,000S$1,573 psf×1.003S$1,578 psf
Jul 2025Cityscape @Farrer Park · 425 m16-201,119 sqftS$1,740,000S$1,554 psf×1.003S$1,559 psf
Jul 2025Cityscape @Farrer Park · 425 m26-301,378 sqftS$2,308,000S$1,675 psf×1.003S$1,680 psf
Jul 2025Cityscape @Farrer Park · 425 m26-301,119 sqftS$1,860,000S$1,662 psf×1.003S$1,667 psf
Jul 2025Cambridge Village · 710 m01-051,550 sqftS$2,250,000S$1,452 psf×1.003S$1,456 psf
Jul 2025City Square Residences · 592 m01-051,216 sqftS$2,475,000S$2,035 psf×1.003S$2,041 psf
Jun 2025Cityscape @Farrer Park · 425 m11-151,345 sqftS$2,330,888S$1,732 psf×1.006S$1,743 psf
Jun 2025D'Cambridge · 557 m01-051,195 sqftS$1,900,000S$1,590 psf×1.006S$1,600 psf
May 2025Ava Towers · 853 m16-201,173 sqftS$1,860,000S$1,585 psf×1.006S$1,595 psf
May 2025Vogx · 385 m01-051,550 sqftS$2,180,000S$1,406 psf×1.006S$1,415 psf
May 2025Cityscape @Farrer Park · 425 m11-151,163 sqftS$1,900,000S$1,634 psf×1.006S$1,645 psf
May 2025Cambridge Village · 710 m01-051,550 sqftS$2,200,000S$1,419 psf×1.006S$1,428 psf
May 2025Rangoon View · 372 m01-051,335 sqftS$1,585,000S$1,188 psf×1.006S$1,195 psf
May 2025Race Course 138 · 572 m01-051,442 sqftS$1,500,008S$1,040 psf×1.006S$1,046 psf
Apr 2025Ava Towers · 853 m11-151,281 sqftS$1,960,000S$1,530 psf×1.006S$1,540 psf
Apr 2025Ava Towers · 853 m11-151,281 sqftS$1,950,000S$1,522 psf×1.006S$1,532 psf
Apr 2025Cityscape @Farrer Park · 425 m21-251,378 sqftS$2,350,000S$1,706 psf×1.006S$1,716 psf
Apr 2025Little India Conservation Area · 570 m01-051,152 sqftS$1,050,000S$912 psf×1.006S$917 psf
Mar 2025Ava Towers · 853 m16-201,281 sqftS$1,920,000S$1,499 psf×0.995S$1,492 psf
Mar 2025Cityscape @Farrer Park · 425 m16-201,163 sqftS$1,843,000S$1,585 psf×0.995S$1,578 psf
Mar 2025Clydes Residence · 308 m11-151,119 sqftS$1,820,000S$1,626 psf×0.995S$1,618 psf
Mar 2025City Square Residences · 592 m26-301,496 sqftS$3,408,000S$2,278 psf×0.995S$2,267 psf
Mar 2025Race Course Mansion · 606 m01-051,238 sqftS$1,360,000S$1,099 psf×0.995S$1,093 psf
Mar 2025Race Course 138 · 572 m01-051,432 sqftS$1,625,000S$1,135 psf×0.995S$1,130 psf
Mar 2025Race Course 138 · 572 m01-051,141 sqftS$1,310,000S$1,148 psf×0.995S$1,143 psf
Feb 2025Mera Springs · 773 m11-151,292 sqftS$2,700,000S$2,090 psf×0.995S$2,080 psf
Feb 2025City Square Residences · 592 m21-251,216 sqftS$2,640,000S$2,170 psf×0.995S$2,160 psf
Feb 2025City Square Residences · 592 m11-151,216 sqftS$2,575,000S$2,117 psf×0.995S$2,107 psf
Jan 2025City Square Residences · 592 m11-151,496 sqftS$3,225,000S$2,155 psf×0.995S$2,145 psf
Jan 2025Little India Conservation Area · 570 m01-051,378 sqftS$1,400,000S$1,016 psf×0.995S$1,011 psf
Dec 2024Ava Towers · 853 m06-101,281 sqftS$1,788,000S$1,396 psf×1.012S$1,413 psf
Nov 2024Ava Towers · 853 m11-151,173 sqftS$1,915,000S$1,632 psf×1.012S$1,652 psf
Nov 2024Rangoon Apartments · 296 m01-051,270 sqftS$1,750,000S$1,378 psf×1.012S$1,394 psf
Nov 2024City Square Residences · 592 m26-301,518 sqftS$3,300,000S$2,174 psf×1.012S$2,201 psf
Nov 2024City Square Residences · 592 m06-101,206 sqftS$2,450,000S$2,032 psf×1.012S$2,057 psf
Nov 2024City Square Residences · 592 m16-201,216 sqftS$2,550,000S$2,096 psf×1.012S$2,122 psf

How accurate is this estimate for The Ranz?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

4.56% gross yield

S$114,548 of rent a year against the estimate above · 1.41 points above flats like it

No lease here was signed at this size, so the rent comes from what the 2 leases at this project fetch per square foot, which is about S$9,546 a month at this size.

In the rest of the central region, freehold flats yield 3.15%, from 864 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 2026700-800 sqft2Non-landed PropertiesS$4,300
Q3 2026600-700 sqft2Non-landed PropertiesS$4,200

2 URA rental contracts at The Ranz since 2025Q4, a median of S$6.09 psf a month on 145.5 sqm.

Buying or selling at S$2,512,878?

Buying: Stamp duty on S$2,512,878 · Cash and CPF needed on S$2,512,878 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,512,878.

Each opens with this figure filled in; change anything there.

Primary schools near 109 Rangoon Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
The Ranz · 01-05 · Apartment
2,357 sqftS$3,606,000S$1,530 psf
Aug 2026
The Ranz · 01-05 · Apartment
775 sqftS$1,750,000S$2,258 psf
May 2026
The Ranz · 01-05 · Apartmentsub-sale
excluded: subsale
732 sqftS$1,648,000S$2,252 psf
Apr 2026
The Ranz · 01-05 · Apartmentsub-sale
excluded: subsale
689 sqftS$1,575,000S$2,286 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.